HomeMy WebLinkAbout2018-05-15 CDRB Packet
AGENDA
CITY OF MAPLEWOOD
COMMUNITY DESIGN REVIEW BOARD
Tuesday,May 15, 2018
6:00 P.M.
Council Chambers -Maplewood City Hall
1830 County Road B East
1.Call to Order
2.Roll Call
3.Approval of Agenda
4.Approval of Minutes:
a.April 17, 2018
5.Design Review:
a.Design Review, Keller Golf Course Driving Range,2166 Maplewood Drive
b.Design Review, Mercedes Benz –Morrie’s Automotive Group,2780 Maplewood
Drive
6. New Business:
7.Visitor Presentations:
8.Board Presentations:
9.Staff Presentations:
10.Adjourn
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1902COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
UPPER WEST CONFERENCE ROOM
FRIDAY,APRIL20, 2018
2:00P.M.
1.CALL TO ORDER
Chairperson Kempecalled the meeting to order at2:00p.m.
2.ROLL CALL
Chairperson, Bill KempePresent
Boardmember,Jason LamersPresentat 2:06 p.m.
Vice Chairperson,Matt LedvinaAbsent
Boardmember,Melissa PeckPresent
Boardmember,Ananth ShankarPresent
Staff Present:Michael Martin, Economic Development Coordinator
3.APPROVAL OF AGENDA
BoardmemberShankarmoved to approve the agenda as approved.
Seconded by BoardmemberKempe.Ayes -All
The motion passed.
4.APPROVAL OF MINUTES
BoardmemberLamersmoved to approve the March 20, 2018,CDRB minutes as submitted.
Seconded by Boardmember.Ayes –Chair Kempe,
Boardmember Shankar
Abstention –Boardmember Peck
The motion passed.
5.DESIGN REVIEW
a.Consider Approval of Design Review, St Paul Regional Water Services Lime Sludge
Storage Tank, 1900 Rice Street
i.Economic Development Coordinator, Michael Martin gave the presentation.
ii.Kou Vang with St Paul Regional Water Services, 1900 Rice Street, addressed the board
and answered questions.
Boardmember Lamers arrived at 2:06 p.m.
April 20,2018
Community Design Review Board Meeting Minutes
1
Boardmember Shankarmoved to approvethe design plans date-stamped February 16, 2018, for
the lime sludge storage tank to be constructed at the St Paul Regional Water Services facility at
1900 Rice Street. Approval is subject to the applicant complying with the following conditions:
1.Approval of design plans is good for two years. If the applicant has not begun construction
within two years, this design review shall be repeated. Staff may approve minor changes to
these plans.
2.The applicant shall obtain a grading permit for the project.
3.The applicant shall obtain a building permit for the project.
4.The applicant shall comply with the conditions noted in the environmental report by Shann
Finwall dated April 9, 2018.
5.The applicant shall provide an irrevocable letter of credit or cash escrow in the amount of 150
percent of the cost of installing the landscaping before getting a building permit.
Seconded by Boardmember Peck.Ayes –All
The motion passed.
This item goes to the city council on April 23, 2018.
6.Consider Approval of Design Review, McDonald’s, 2730 Minnehaha Avenue
i.Economic Development Coordinator, Michael Martin gave the presentation.
ii.Kevin Shay, Landform Services, 105 South Fifth Street, Suite 513, Minneapolis,
addressed and answered questions of the board.
BoardmemberLamersmoved to approvethe design plans date-stamped April 5, 2018 for
improvements to the McDonald’s building and parking lot located at 2730 Minnehaha Avenue.
Approval is subject to developer complying with the following conditions:
1.Approval of design plans is good for two years. If the applicant has not begun construction
within two years, this design review shall be repeated. Staff may approve minor changes to
these plans.
2.The applicant shall comply with the condition noted in the engineering report by Jon Jarosch
dated April 4, 2018.
3.Prior to receiving any building permits, the applicant shall submit a photometric plan that
meets the city ordinance.
4.Any proposed neon strip lighting would require approval by the City.
5.Before receiving any finalapprovals on any building permits, the applicant shall replace any
fence panels or boards along the west property line that is in need of repair.
6.All rooftop equipment shall be screened from neighboring properties.
Seconded by Chairperson Kempe.Ayes–All
April 20,2018
Community Design Review Board Meeting Minutes
2
The motion passed.
7.Consider Approval of Design Review, Panera Bread, 2965 White Bear Avenue
i.Economic Development Coordinator, Michael Martin gave the presentation.
ii.MN Branch Manager, Alan Catchpool, CEI Engineering, 2025 Centre Pointe Boulevard,
Suite 210, Mendota Heights, addressed and answered questions of the board.
Boardmember Lamersmoved to approvethe design plans date-stamped April 6, 2018, for the
new Panera Bread building located at 2965 White Bear Avenue. Approval is subject to the
developer complying with the following conditions:(addition to the condition is in bold and
underlined).
1.Approval of design plans is good for two years. If the applicant has not begun construction
within two years, this design review shall be repeated. Staff may approve minor changes to
these plans.
2.The applicant shall comply with the conditions noted in the engineering report by Jon Jarosch
dated April 9, 2018.
3.The applicant shall comply with the conditions noted in the environmental report by Shann
Finwall dated April 9, 2018.
4.Submit to staff copies of the executed agreements for cross-access between the properties of
2965 White Bear Avenue North and 3001 White Bear Avenue North.
5.Submit to staff a revised photometric plan which meets city ordinance requirements.
6.Submit to staff a revised site plan that shows the proposed parking lot improvements meet the
existing nonconforming setbacks along White Bear Avenue and Maplewood Mall Drive (the
private mall access road).
7.The applicant shall provide an irrevocable letter of credit or cash escrow in the amount of 150
percent of the cost of installing the landscaping before getting a building permit.
8.The roof design shall incorporate spiked ice protection overthe entrancedoors.
Seconded by Boardmember Shankar.Ayes –All
The motion passed.
8.Consider approval of Design Review, Building and Site improvements, 2146 White Bear
Avenue
i.Economic Development Coordinator, Michael Martin gave the presentation.
ii.Design Engineer, Eric Vogel, Sambatek, 12800 Whitewater Drive, Suite 300, Minnetonka,
addressed and answered questions of the board.
Boardmember Lamersmoved to approvethe plans date-stamped April 6, 2018, for the site and
building improvements located at 2146 White Bear Avenue. Approval is subject to thedeveloper
complying with the following conditions: (addition to the condition is in bold and underlined).
April 20,2018
Community Design Review Board Meeting Minutes
3
1.Approval of design plans is good for two years. If the applicant has not begun construction
within two years, this design review shall be repeated.Staff may approve minor changes to
these plans.
2.The applicant shall comply with the conditions noted in the engineering report by Jon Jarosch
dated April 9, 2018.
3.The applicant shall comply with the conditions noted in the environmental report by Shann
Finwall dated April 10, 2018.
4.Submit to staff a copy of the recorded document from Ramsey County confirming the parcel
at 2146 White Bear Avenue has been combined with the existing vacant parcel directly to the
south.
5.The applicant shall provide an irrevocable letter of credit or cash escrow in the amount of 150
percent of the cost of installing the landscaping before getting a building permit.
6.The bricks on the north side of the building shall be stained to ensure a match for a
consistent look.
Seconded by Chairperson Kempe.Ayes –All
The motion passed.
6.NEW BUSINESS
a.Election of Officers (No Report)
i.Economic Development Coordinator, Michael Martin discussed electing new officers.
Boardmember Lamersmoved to maintain the existing chair Bill Kempeand vice chair Matt
Ledvina for 2018.
Seconded by Boardmember Peck.Ayes –Boardmember Lamers,
Peck & Shankar
Abstention –Chairperson Kempe
The motion passed.
7.VISITOR PRESENTATIONS
None.
8.BOARDPRESENTATIONS
None.
9.STAFF PRESENTATIONS
Staff thanked the 4 boardmembers for coming in for the rescheduled meeting date and time.
April 20,2018
Community Design Review Board Meeting Minutes
4
10.ADJOURNMENT
The meeting was adjourned by Chairperson Kempeat2:51p.m.
April 20,2018
Community Design Review Board Meeting Minutes
5
MEMORANDUM
TO:Melinda Coleman, City Manager
FROM:Jane Adade,Planner
DATE:May 9, 2018
SUBJECT:ConsiderApproval of Keller Golf Course Practice Range Realignment
and Improvement, 2166 Maplewood Drive
Introduction
Project Description
Ramsey County Parks and Recreation is proposingto realign the practice facility tee box at Keller
Golf Course located at 2166 Maplewood Drive North. The angle of the practice facility box is
currently tilted towards the east, causing golf balls to fly over into neighbor’s yards and posing a
hazard.
The applicant is proposing to realign the practice box towards the south to prevent golf balls from
flying into neighboring homes. The practice tee box will be lowered 4-5 feet from its current
location with drainage adjusted accordingly to match the new alignment. The existing parking lot
does not meet accessibility codes. As such the parking lot will be removed to enable the cart path
to be extended to the practice tee box in order to make the site ADA compliant. Ramsey County
alsoproposes to install new synthetic tee stations consisting of concrete sidewalk and synthetic
turf mats along the north side of the realigned practice box. The existing 160 square feet range
ball machine shed located to the north of the tee box will also be replaced with a new shed of
similar size. Two trees will be removed as a result of the project and replaced with two Red
Maples. The applicant proposes to sod to cover most disturbed areas of the construction site.
Request
The applicant is requesting city approval of design review to realign the Keller Golf Course
Practice Range, make ADA improvement to the site and replace the range ball machine shed on
the site.
Background
In 1981, the city approved plans for a 30-foot by 64-foot pole barn for Keller Golf Course to be
used as a maintenance building.
In 1989, the city approved plans for a 944 square-foot addition and remodeling for the Keller
Golf Course clubhouse.
In 2002, the city approved a Conditional Use Permit (CUP) and design review to build a 10,560
square-foot maintenance building on the site.
Discussion
Design Review
Site Layout
The existing practice range will be realigned from its current southeasterly orientation to a due
south alignment and to run parallel with the property line to the north. The tee box will be lowered
4 to 5 feet from its current elevation with drainage adjusted to match the new alignment.
The current accessible route for the practice range does not meet the Access Board ADA
requirements. Ramsey County proposes to extend the cart path from the east side of hole number
one to the practice range in other to make it ADA compliant.
Architectural
The existing 160 square feet ball machine shed on the site will be replaced with a new shed of
similar size and materials. The newshed willcomplement the clubhouse in white and havegreen
roofing. The building will have an electrical outlet serving the ball machine and a security camera.
The existing parking for the practice range does not meet accessibility codesas suchan
accessible route to the practice tee box is not achievablewith the parking lot in place. The
applicant therefore proposes to completely remove the existing parking lot to enable the cart path
to be extended to the practice range.The site more than meets its parking requirements.
Landscaping
Trees: Two treeswill be removed as a result of grading for the project. One 42” Silver Maple and
one 24” White Pinewill be removed. The applicant is proposing to replace these two trees with
11 caliper Red Maples of 2 inches in diameter along the west property line. Theplanting plan
exceeds the required number of trees to be replaced on the site. However, Maplewood tree
standards state where ten or more replacement trees are proposed, not more than 30% shall be
of the same type of tree.
Other Landscaping: The applicantproposes to install new synthetic tee stations along the north
side of the realigned practice range. These synthetic tee stations will consist of concrete sidewalk
with synthetic turf mats placed to create individual hitting stations. The applicant proposes to sod
to cover disturbed areas of the construction site and plant fescue on the berm soil stockpile to the
east of the existing practice range.
Lighting
There are no proposed changes to existing site lighting.
Department Comments
Engineering
Please see Jon Jarosch’s engineering report, dated May 7, 2018, attached to this report
Environmental
Please see Shann Finwall’s environmental report, dated May 7, 2018, attached to this report.
Building
Jason Brash, Building Official,outlined these comments for the proposed project.
Build per 2012 IBC, 2012 IMC, 2012 IFGC, 2014 NEC, 2012 Minnesota State Plumbing Code,
2015 Minnesota State Fire Code, MN 2015 Accessibility code, and 2015 Minnesota Building
Code.
2015 MN Accessibility code requires 3 accessible parking stalls if you have 51-75 parking
spaces.If you have 26-50 parking spaces two are required.
Citizen Notification
The City of Maplewood mailed notices to property owners within 350 feet of this sitenotifying
them of this review and meeting.
Recommendation
Approve the design plans date-stamped May 9, 2018 for realignment of the practice range box
and improvements to the Keller Golf Courselocated at 2166 Maplewood Drive. Approval is
subject to developer complying with the following conditions:
1.Approval of design plans is good for two years. If the applicant has not begun
construction within two years, this design review shall be repeated. Staff may approve
minor changes to these plans.
2.The applicant shall comply with the condition noted in the engineering report by Jon
Jarosch dated May 7, 2018.
3.The applicant shall comply with the condition noted in the environmentalreport by Shann
Finwall dated May 7, 2018.
4.The applicant shall submit a revised landscape plan showing at least three different tree
species for the 11 replacement trees.
5.The applicant shall submit a cash escrow or letter of credit to cover 150% of the tree
replacement requirements.
Reference Information
Site Description
Site size: 19.29acres
Existing land use: Golf Course
Surrounding Land Uses
North: Residential Dwellings
West: Ramsey County Park
South: Ramsey County Park
East: Residential Dwellings
Planning
Land Use Plan designation: Park (P)
Zoning:Farm Residential (f)
Application Date
The application for this request was considered complete on April 18, 2018. State law requires
that the city decide on these applications within 60 days, or if that timeline cannot be met the
City must extend the application in writing an additional 60 days. The 60-day review deadline
for a decisionis June 17, 2018.
Attachments
1.Overview Map
2. Applicant’s Narrative
3.Site Plan
4.Staff Engineer Jon Jarosch’scomments, May 7, 2018
5. Environmental Planner Shann Finwall’s comments, May 7, 2018
6. Applicant’s Photo Inventory
7. Applicant’s plan set(Separate Attachment)
Attachment 1
2166 Maplewood Drive North
April 18, 2018
City of Maplewood
Information
Overview Map
Legend
!
I
0390
Feet
Source: City of Maplewood, Ramsey County
Attachment 2
KellerPracticeRangeRealignmentProjectNarrative
ProjectBackground
TheKellerGolfCourseandPracticeFacilityreopenedinJulyof2014,afteraredesignandrenovation.Priortotheremodel,
thepracticefacilityteeboxwasangledtowardsthewest.Thiscausedpracticerangegolfballstoflyoverfencingandonto
thefirsthole.Inthatconfigurationtheneighborsontheeastsideofthepracticefacilityneverreportedexperiencinggolf
ballslandingintheiryards.Thereconstructionshiftedtheangleofthepracticefacilitytowardstheeast.Thenew
configurationhascreatedahazardfortheneighbors.InspiteofЎЉtallnettingalongtheeastandwestb
oundaries,golf
ballsareflyingintotheƓĻźŭŷĬƚƩƭyards.
Asasolution,RamseyCountyhasapprovedfundstorealignthepracticeteeboxtowardthesouthfromthesoutheastand
reducetheverticalelevation.Inaddition,ADAimprovementsmustbemadetoensurethepracticeteemeetscurrent
accessibilityrequirements.
ProjectSchedule
RamseyCountyisproposingtostartconstruction,pendingCityandWatershedDistrictApprovals,inlateAugust2018.
ConstructionshouldbecompletedinOctober2018.
ProposedImprovements
PracticeRangeRealignment
Theproposedrangewillberealignedfromthecurrentsoutheasterlyorientationtoaduesouthalignment.Existingrange
nettingwillnotbechangedwiththisproject.Theteewillalsobelowered45ftfromitscurrentelevation.Drainagefrom
theteeboxwillbeadjustedtomatchthenewalignment.Irrigationoftherangeteeandtheareaimmediatelysouththat
ngsystem.Someoftheextra
isimpactedbyearthworkwillbeadjustedtofitthenewalignmentandtieinwiththeexisti
soilsthatwillbegeneratedthroughtheteeadjustmentwillbeusedtocreatealowbermalongtheeastsideoftherange.
ParkingLot
Theexistingparkinglotdoesnotmeetaccessibilitycodesandanaccessibleroutetothepracticeteeisnotachievabledue
totheverticalelevationdifferencefromthetopoftheteedowntotheparkinglot.Asaresult,theexistingpracticerange
parkinglotwillberemovedcompletelyfromtheproperty.
ADAImprovements/CartPath
CurrentADArequirementsUnitedStatesAccessBoardrequirementforGolffacilitiesrequiresanaccessibleroutetoall
practicerangefacilitiesorprovidingaccessiblecartsandconnectingthefacilitieswithacartpath.Dotothelocationand
elevationofthepracticerangetothemainparkinglotandclubhouse,RamseyCountyisproposingtoextendthecartpath
fromtheEastsideofHolenumberone,tothepracticerange.
Stormwater
TheKellerGolfCoursefacilitiesarelocatedwiththejurisdictionoftheRamseyWashingtonMetroWatershedDistrict.
RamseyCountyhassentinanapplicationforprojectreviewtothewatersheddistrict.Nowetlandsareimpactedwith
thisproject.Stormwaterforthenewandexistingimpervioussurfaceshavebeenmodelledperthewatersheddistricts
rulesandisaccommodatedonsitewithanewfiltrationbasinlocatedwheretheoldpracticerangeparkinglotwas.
ntDischargeEliminationSystem(NPDES)
RamseyCountyunderstandsthatthisprojectwillrequireanNationalPolluta
permitduetotheproposedsitedisturbancesize(4acres)aswellasnewimpervioussurfaceareaproposed.
ΒΓ
Attachment 2
Syntheticteeoption
RamseyCountyisproposinginstallingnewsyntheticteestationsalongthenorthsideoftherealignedrange.Theseare
similartoothergolfcoursefacilitiesintheindustry.Theyconsistofconcretesidewalkwithsyntheticturfmatsplacedto
createindividualhittingstations.Thesestationsaretypicallyusedduringspringandfallpracticerangeoperatingtimes,
orintheeventofextremelywetorfrozengroundconditions.
RangeBallShedUpdateandrelocation
Theexisting10ftx16ftrangeballmachineshedonsiteisoldandinneedofsomerepairs.Becauseoftheteerealignment,
theexistingshedneedstobemovedtoaccommodateaccessibilityforusers.Duetothestateofbuilding,itismorecost
effectivetosimplepurchaseanewshedthentryingtorelocatetheexistingone.Thenewshedwillbeofsimilarsizeand
materials,complementingheclubhouseandproshopinwhitesidingandgreenroofing.Thebuildingwillhavean
electricaloutletservingtheballmachineandasecuritycamera.Waterfromtheexistingirrigationsystemwillbeusedfor
theballwashingmachine.Plansfortheshedwillbesubmittedaspartofthebuildingpermitprocess.
MaintenanceAccess
Theexistingaccesstotheparkinglotforthepracticerangeisoffofxxxstreet.Thisagatedentrance,unlockedforcertain
practicerangehours.Thegateisproposedtofunctionformaintenanceequipmentonlyfollowingthecompletionofthis
project.Aportionoftheexistingdrivewillremainformaintenanceequipment.Maintenanceequipmentwillenter
throughthegate,anddriveacrosstheremainingpavement.Wheretheexistingpavementmeetstheproposedcartpath,
equipmentwillusethepathtoaccessaturfareajusteastoftheproposedfiltrationbasinandthenoutontothegolf
courseorrange.
cementandScreeningtheNorthProperties
TreeRepla
Twotreeswillberemovedasaresultofgradingfortheproject.OneЍЋͼSilverMapleandoneЋЍͼWhitePine.Perthe
Citytreeordinanceforpublicinfrastructureimprovements,thesetwoareproposedtobereplacedwith(11)Ћͼcaliper
RedMapleslocatedalongtheexistingpropertylinepertherequestoftheadjacentneighbors.TheCountyhasdiscussed
installingadditionalscreeningsuchaswoodenprivacyfence,evergreenplantings,andnativepollinatorhabitatwiththe
twoadjacentpropertyowners.TheOwnersofthosepropertiesdidnotwantanythingbutmowedturfandRedMaples
sotheycouldmaintaintheirviewofthepublicgolfcoursepracticerange.
Restoration
Theconstructionrestorationisproposedtoincludesodtocovermostdisturbedareasoftheconstructionsite.Low
maintenancefescueisproposedforthebermsoilstockpilearetotheeastsideoftheexistingrange.Theproposed
stormwaterbasinwillreceivenativeseedandblanket.
ΓΓ
Attachment 3
0
25'
50'
100'
150'
SHEET 2 OF 2
N
Attachment 3
0
10'
20'
40'
60'
SHEET 2 OF 2
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Attachment 3
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ding to
17-116DRBPAT
40286
40285
40287
40280
40279
4028140284
40288
40271
40270
40269
40268
40267
20401
20402
20404
20403
952-829-0700 952-829-7806 fax
20407 7510 Market Place Drive Eden Prairie, MN 55344
20408
20409
20410
20411
Part of the NW 1/4 of the NE 1/4 of Sec. 16, Twp. 29, Rng. 22
and
Part of the SW 1/4 of Sec. 6, Twp. 29, Rng. 22Ramsey County, MN
for the site is the top nut of hydrant (TNH) near the southwest corner of Day Rd. which has an elevation of 896.15 feet.the guidelines of CI-ASCE 38-02, entitled "Standard Guideline
for the Collection and Depiction of Existing Subsurface Utilityfrom Ramsey County section breakdowns, parcel maps and GIS.
Data."not shown hereon.
20414
General Survey Notes4. Site Address: 2166 Maplewood Drive, Maplewood, MN 55109.
Description of Property Surveyed2. Bearings are based on the Ramsey County Coordinate System.3. The description of property surveyed is per the Ramsey County Property and Tax Map.5.
This survey was prepared for the purpose of showing the existing conditions for practice range redevelopment.6. Elevations are based on Mn/DOT Geodetic Station Name: 6211 A which has
an elevation of 885.56 feet (NAVD88). Benchmark7.The subsurface utility information in this plan is Utility Quality Level "D". This Utility Quality Level was determined accor8. Please
note this survey was prepared without the benefit of a title commitment. There may be easements of record that are9. No attempt was made to verify of establish the boundary. The boundary
information shown hereon is a combination of data
1. All distances are in US survey feet.10. Please note the pipe material for the sanitary sewer was not able to be determined due to weather conditions._______________________________________________
_________
20413 Minnesota CertificationI hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly LicensLand Surveyor under the laws
of the State of Minnesota.Dated this xxst day of January, 2018.Paul A. Thorp Minnesota License No. 13637
20415
20420
20419
POWER POLEGUY WIRE
HYDRANT
WATER VALVE
SIGNSANITARY MANHOLESTORM MANHOLEFLARED END SECTIONCATCH BASIN
20421
20423
20425
20424
20428
20429
20430
BLOCK RET WALL
FIBER OPTIC GASMAINWATERMAINSANITARY SEWERSTORM SEWEROVERHEAD UTILITIESCHAINLINK FENCELINE
20434
20433
20435
20438
Linetype & Symbol Legend
20440
20442
20444
20446
20447
20449
20451
20452
20454
20456
20457
20458
20460
20462
20377
20463
20465
20379
20375
20467
20501
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20369
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20500
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20371
20504
20365
40347
20477
20372
20506
20373
20496
20512
20508
20358
20364
20495
20514
20510
20359
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area ofpracticegreen
20360
20363
20516
20357
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20517
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40367t
20524
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20518
20526
40368P
20362
4038420481
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40370
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40372Pavers
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40376
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40377
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Existing Building for
40382
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20494
20488
20493
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20491
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SMHRim=895.1Inv=884.3 EInv=884.1 N
Tree DescriptionTree Description
3" SPRU24" RP12" JACK12" JACK12" JACK12" JACK12" JACK12" JACK12" JACK12" JACK12" JACK12" JACK12" JACK12" JACK12" JACK12" JACK12" JACK12" JACK12" JACK12" JACK12" JACK12" & 23" ELM13"03"
ELM03" ELM03" ELM09" ELM05" ELM05" ELM04" ELM05" ELM17" ASH18" ELM14" ASH13" PIN12" BOX15" BOX06" BOX14" BOX06" BOX10" ASH08" PIN
Tree TableTree Table
Bituminous
8"
2043520438204402044220444204462044720449204512045220454204562045720458204602046220463204652046720469204704027040271402794028040281402844028540286402874028840347403674036840369403704037140372403734037
44037540376
TNH=
896.15Benchmark
Point #Point #
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Tree DescriptionTree Description.
3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU3" SPRU24" RP20" RP20" RP12" RP12" RP12" RP24"
RP20" RP20" RP2 15"24" RP20" RP20" RP24" RP24" SPRU3"3"3"02" SPR02" SPR02" SPR
Bituminous
t
f
Tree TableTree Table
5
2040320404204072040820409204102041120413204142041520419204202042120423204242042520428204292043020433204342050620508205102051220514205162051720518205202052220523205242052520526205282052920530205314026
74026840269
CBRim=890.2Inv=877.0 NEInv=876.9 SW
Point #Point #
FESInv=868.3
2
"4
R
PC
50
2
4
"
R
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P
Tree Description4"Tree Description40" MAPTree Description
24" WP24" RP24" RP3"24" WP3"3" OAK3" OAK3" OAK3"3" OAK3"8"3"3" BASS2 12"30" CHERRY30" ASH24" RP3" SPRU12" JACK12" JACK12" JACK24" ASH24" ASH10" ASH12" JACK2 12" ASH30" BOX10" ASH36"
MAP36" MAP3"3" BASS3" OAK15" RP15" RP8" HACK15" RP3"08" PIN13" ELM16" ASH06" PIN08" PIN07" PIN10" PIN06" BOX
8"
Tree TableTree TableTree Table
PP with light
8"
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USER: DBall XREF(s): Ram County Section Lines -2005.dwg Ramsey-Parcel-Data.dwg
SCALE: 0 DATE/TIME: Jan 30, 2018 - 9:55am
FILE: P:\\2017\\17-116 - Keller Practice Range Redevelopment\\CAD\\DWG\\SURVEY\\17-116 - Keller_ECS.dwg LAYOUT: Survey
Attachment 4
Engineering Plan Review
PROJECT: Keller Golf Course – Practice Range Realignment
PROJECT NO: 18-13
COMMENTS BY: Jon Jarosch, P.E. – Staff Engineer
DATE: 5-7-2018
PLAN SET: Civil Bid Plans
Stormwater Management Memorandum Dated 4-20-2018
The applicant is proposing to reconfigure the existing practice range at the Keller Golf Course
The applicant is requesting a review of the current design.
As the amount of disturbance on this site is greaterthan 0.5 acre, the applicantisrequiredto
meet the City’s stormwater managementrequirements.It appears from the calculations
submitted that the City’s requirements are being metand exceeded via the proposed use of an
infiltration/filtration system.
This review does not constitute afinal review of the plans, as the applicant will need to submit
construction documents for final review.Thefollowing are engineeringreview comments on the
design and act as conditions prior to issuing permits.
1)As the amount of disturbance on this site is greater than 1 acre, the project shall be
reviewed by the Ramsey-Washington Metropolitan Watershed District (RWMWD). All
requirements of RWMWD shall be met prior to the issuance of a grading permit by the
City.
2)A joint stormwater maintenance agreement with the City and RWMWD shall be signed
by the owner for the proposed infiltration/filtration basin and associated storm sewer
system.
3)A copy of NPDES permitcoverageshallbe submitted to the City prior to issuance of a
grading permit.
4)All slopesshall be 3H:1V or flatter.
5)Inlet protection devices shall be installed on allexistingand proposedonsite storm
seweruntil all exposed soils onsite are stabilized.
6)Adjacent streetsand parking areasshall be swept as needed to keep the pavement
clear of sediment and construction debris.
Attachment 4
7)All new pedestrian facilities shall be ADA compliant.
8)The total grading volume (cut/fill) shall be noted on the plans.
9)The plans shall be signed and dated by an engineer licensed in the State of Minnesota.
Public Works Permits
The following permits are required by the Maplewood Public Works Department for this project.
10)Grading and erosion control permit
11)Storm Sewer Permit
- END COMMENTS -
Attachment 5
Environmental Review
Project: Keller Golf Course
Dateof Plans:Existing Conditions/RemovalPlan – April 2018
Landscape Plan - April 2018
Date of Review: May 7, 2018
Location:2166 Maplewood Drive
Reviewer: Shann Finwall, Environmental Planner
(651) 249-2304; shann.finwall@maplewoodmn.gov
Project Background
Ramsey County Parks and Recreation is proposing to a realign the practice facility tee
box and construct a new 160 square foot range ball machine shedat Keller Golf Course.
The applicant must comply with the City’s tree preservation ordinance.
Tree Preservation Ordinance Requirements
1.Tree Preservation Ordinance: Maplewood’s tree preservation ordinance
describes a significant tree as a hardwood tree with a minimum of 6 inches in
diameter, an evergreen tree with a minimum of 8 inches in diameter, and a
softwood tree with a minimum of 12 inches in diameter. A specimen tree is
defined as a healthy tree of any species which is 28 inches in diameter or
greater. If less than 20 percent of significant trees on a site are removed,the
ordinance requires a one-to-onetree replacement. Replacement trees must be
at least 2-caliper inches in size.
2.Tree Impacts:The applicant is removing two significant trees including a 42-inch
maple (specimen tree) and a 24-inch pine.
3.Tree Replacement: The applicant is proposing to plant 11 – 2-caliper inch maple
trees along the west property line. The planting plan exceeds the required
number of trees to be replaced on the site. However, Maplewood tree standards
state where ten or more replacement trees are proposed, not more than 30%
shall be of the same type of tree.
4.Recommendations:
a.The applicant shall submit a revised landscape plan showing at least
three different tree speciesfor the 11 replacement trees.
b.The applicant shallsubmit a cash escrow or letter of credit to cover 150%
of the tree replacement requirements.
1
Attachment 6
KellerGolfCoursePracticeRangeExistingSitePhotos
Fall2017
Attachment 6
Attachment 6
Attachment 6
Attachment 6
Attachment 6
Attachment 6
Attachment 6
Attachment 6
Attachment 6
Attachment 6
Attachment 6
PLANNING COMMISSIONSTAFF REPORT
Meeting Date May 15, 2018
Melinda Coleman, City Manager
REPORT TO:
REPORT FROM:Michael Martin, AICP, Economic Development Coordinator
PRESENTOR:Michael Martin, AICP, Economic Development Coordinator
Mercedes Benz –Morrie’s Automotive Group, 2780 Maplewood Drive
AGENDA ITEM:
A.Comprehensive Plan Amendment (Requires Two-Thirds Majority
Vote Of City Council)
B.Zoning Map Amendment(Requires Two-Thirds Majority Vote Of
City Council)
C.Lot Division
D.Conditional Use Permit Revision
E.Variance
F.Design Review
Action Requested:MotionDiscussionPublic Hearing
Form of Action:ResolutionOrdinanceContract/AgreementProclamation
Policy Issue:
Morrie’s Automotive Group, owner of the property located at 2780 Maplewood Drive, is proposing to
tear down the existing car dealership building and build a new one for its Mercedes Benz
dealership. Car dealerships are required by ordinance to be setback at least 350 feet from
residential properties. Use of this property as auto sales was established in 1969. As is the case for
most of the dealerships along Highway 61/Maplewood Drive, the 350 foot setback requirement was
adopted into ordinance after the auto dealerships were already in place. This has often resulted in
established dealership businesses seeking additionalcity approvals in order to invest in their
properties as the 350 foot setback can bea barrier.
Recommended Motion:
A.I move to approve theattached comprehensiveplan amendment resolution. Thisresolution
approves the comprehensive land use plan amendment from LDR (low density residential) to C
(commercial) for approximately 4.44 of the 8.97-acre parcel located at 2780 Maplewood Drive.
B.I move to approve the attachedzoning map amendmentresolution. This resolutionapproves
amending the zoning map from R1 (single dwelling) to M1 (light manufacturing) for
approximately 4.44 of the 8.97-acre parcel located at 2780 Maplewood Drive.
C.I move to approve the lot division request to subdivide and adjust lot lines for the applicant’s 2.9
acre parcel located withinthe property at 2780 Maplewood Drive and the neighboring 1.59 acre
parcel located at 1263 Kohlman Avenue East.This lot division approval is subject to the
following conditions:
1.A survey must be submitted to planning staff for final approval.
2.The lot division and any and all easement agreements must be recorded with Ramsey
County within one year of approval date otherwise the approval is null and void.
D.I move to approve the attached conditional use permit revision resolution. This resolution
revises the conditional use permit that approved vehicle repair and a car wash to be located
onto the auto dealership building. The revised resolution outlines the conditions required for the
entire new auto dealership building, as all buildings erected in the Light Manufacturing zoning
district within 350 feet of a residential district require a conditional use permit.
E.I move to approve the attached setback variance resolution variance for Morrie’s proposed
Mercedes Benz building and parking lot. Ordinance requires auto uses to have a 350 foot
setback from properties the city has planned for residential. The applicant requires a 308 foot
setback variance as the parking lot would be setback 42 feet from residential property while the
building would be setback 115 feet.
F.I move to approve the design plans for the new 47,685 square foot auto dealership building date
stamped May 9, 2018, for the redevelopment project located at 2780 Maplewood Drive.
Approval is subject to the applicant doing the following:
1.Repeat this review in two years if the city has not issued a building permit for this project.
2.Satisfy the requirements set forth in the staff report authored by staff engineer Jon Jarosch,
dated May 8, 2018.
3.Satisfy the requirements set forth in the staff report authored by environmental planner
Shann Finwall, dated May 15, 2018.
4.All requirements of the fire marshal and building official must be met.
5.All roof-top mechanical equipment shall be screened from view.
6.Prior to issuance of a grading or building permit, the applicant must submit to staff for
approval the following items:
a.Revised landscaping and site plans showing additional plantings and screening on the
east side of the site. This plan shall also includetherestoration of the wetland buffer
area with native plantings.
b.Submit a revised photometric plan for staff approval –plan must meet all city
requirements.
c.Submit plans for staff approval for the required trash enclosure. The trash enclosure’s
colors and building materials shall be consistent with the main building.
d.A cash escrowor an irrevocable letter of credit for all required exterior improvements.
The amount shall be 150 percent of the cost of the work.
7.The applicant shall complete the following before occupying the building:
a.Replace any property irons removed because of this construction.
b.Provide continuous concrete curb and gutter around the parking lot and driveways.
c.Install all required landscaping and an in-ground lawn irrigation system for all
landscaped areas.
d.Install city approved wetland buffer signs at the edge of the wetland buffer that notifies
that no building,mowing,cutting,grading,filling or dumping is allowed within the buffer.
8.If any required work is not done, the city may allow temporary occupancy if:
a.The city determines that the work is not essential to the public health, safety or welfare.
b.The above-required letter of credit or cash escrow is held by the City of Maplewood for
all required exterior improvements. The owner or contractor shall completeany
unfinished exterior improvements by June 1 of the following year if occupancy of the
building is in the fall or winter or within six weeks of occupancy of the building if
occupancy is in the spring or summer.
9.All work shall follow the approved plans.City staff may approve minor changes.
Fiscal Impact:
Is There a Fiscal Impact?NoYes, the true or estimated cost is
Financing source(s):Adopted BudgetBudget ModificationNew Revenue Source
Use of ReservesOther:n/a
Strategic Plan Relevance:
Financial SustainabilityIntegrated CommunicationTargeted Redevelopment
Operational EffectivenessCommunity InclusivenessInfrastructure & Asset Mgmt.
The city deemed the applicant’s application complete on May 8, 2018. The initial 60-day review
deadline for a decision is July 7, 2018. As stated in Minnesota State Statute 15.99, the city is
allowed to take an additional 60 days if necessary to complete the review.
Background
Project Overview
Several years after this site was established as an auto dealership, the city amended its ordinance
requiring new and used auto sales besetback 350 feet from any property planned for residential
use. The applicant’s first redevelopment submittal had the parking lot within 24 feet at its nearest
point to a residential property line. The first site plan also had approximately 59,000 square feetof
new hard surfaceon site. Staff rejected this site plan and stated the applicant needed to further
refine plansto increase the buffer area between the residential properties and the parking lot while
also decreasing the amount of new hard surface on site.
To accomplish this,the applicant reduced the total amount of parking spaces from 427 to 362. The
applicant also agreed to relinquish several of the parking spaces located in the wetland buffer on
the east side of the site. The property received a variance to locate parking within the wetland buffer
in 1996. Taking the asphalt out of the buffer area and returning it to native planting will work to
improve the wetland conditions in this area. The applicant should be required to further protect this
reclaimed area by putting all wetland buffer areas on site in a permanent easement.
By reducing the amount of new parking on site, removing some existing parking areas on site and
reducing the widths of drive aisles the applicant was able to get the amount of new nethard surface
to under an acre for the entire site –40,764 square feet of new hard surface.
The applicant also nearly doubled the buffer area between the parking lot and the residential
properties to 42 feet at is closest point. Between the parking lot andthe property line, there is a six
foot difference in grading –with the dealership land lying lower which will block view of the vehicles
near the property line. In addition, the applicant will plant numerous conifer trees to create a
vegetation screen between the dealership and the homes to the south. The code requires screening
to be at least six feet tall with 80 percent opaqueness and this will be achieved.
Comprehensive Plan Amendment, Zoning
Map Amendmentand Lot Division
The applicant’s three requests for a
comprehensive plan amendment, zoning map
amendmentand lot division are tied together
and in large part could be considered more
administrative.
As seen in the figure to the right, the red
outline identifies the applicant’s existing site
with a large part of it guided by the 2030
Comprehensive Plan as Low Density
Residential and zoned R1 single dwelling.
Staff researched the history of the property
and could not find anything specific as to why
the land use and zoning designations of a
good part of this site were left residential. On
this same image, the yellow dashed line
indicates where the proposed lot division
Red outline indicates applicant’s existing
would take place. South of the yellow line
property. Yellow dashed line represents lot
would remain residential and be attached to
division with area south of the line
the single family property located at 1263
Kohlman Avenue. This would remove any
neighborhood worry of the applicant trying to install an access drive directly onto Kohlman. In
exchange, the residential property at 1263 Kohlman is dividing the north part of its lot and attaching
it to theapplicant’s property. With the lot division in place, it is staff’s recommendation that the land
use and zoning match with what is occurring on this site. The entire site at 2780 Maplewood Drive
would then be guided as Commercial and zoned Light Manufacturing.
As a point of information, the city’s official comprehensive plan is still the 2030version. The Draft
2040 Comprehensive Plan is not expected to be officially adopted and in effect until the end of the
year or early 2019. With that said, the Metropolitan Council has set a submittal deadline of June 30,
2018 for when it will stop considering amendments to the 2030 versions of comprehensive plans.
All comprehensive plan amendments are required to be reviewed and approved by the Metropolitan
Council.
Conditional Use Permit Revision
This site received its original CUP in 1979 with the mostrecent revision occurring in 2001 for an
addition to the site’s repair shop. This conditional use permit regulates the car wash and auto repair
service on this site. The use of this property as a new and used auto dealership is a permitted use,
sans this proposal’s inability to meet today’s existing setback requirements. The setback variance
will be addressed in the next section. This CUP is required to be revised to incorporate a new site
plan and location of the repair and car wash uses on this siteandbecause all buildings withinthe
Light Manufacturing zoning district that are within 350 feet of residential also require a CUP.
Staff recommends adding conditions to the CUP to ensure all work takes place within the enclosed
building with garage doors shut and all vehicles parked outside are operable. In addition, staff is
recommending language be added to the CUP prohibiting the applicant from parking vehicles on
non-approved surfaces, banning the testing of vehicles –for both repair and sales purposes–from
taking place on local residential roads and all employees shall be required to park vehicles on site.
Variance
State statute allows variances to be approved when practical difficulties exist. State statue also
dictates that practical difficultiesoccur when the property owner proposes to use the property in a
reasonable manner not permitted by the zoning ordinance; the plight of the landowner is due to
circumstances unique to the property not created by the landowner; and the variance, if granted,
will not alter the essential character of the locality.
The city’s setback requirement was adopted after this site was established as an auto dealership
and now provides practical difficulties for the applicant to build a new facility that meets theneeds of
an auto dealership today. By looking at this property’s history you can see how the building was
expanded in a piecemeal method to add theadditional servicesthat is now expected to be housed
within a dealership. The applicant has demonstrated its openness to hearing the concerns of the
neighborhood and staff by increasing the buffer between the parking lot and the residential
properties to the south, removing existing asphalt from wetland buffer areas and locating the
service and car wash uses on the north side of the building to buffer noise.
With the proposed new lot lines, the new building will be setback 115 feet from the property line at
its closest point. The proposed parking lot would be 42 feet at is closest point –thus requiring a 308
foot variance. Maplewood is home to several auto dealerships that front major roadways and are
also next door neighbors to residential areas.
Tesla (Under Remodel Construction), 2590 Maplewood Drive –102 foot setback from
nearby residential property
Kline Auto, 2610 Maplewood Drive –102 foot setback from nearby residential property
Maplewood Toyota, 2873 Maplewood Drive –160 feet from nearby residential property
Schmelz Countryside, 1180 Highway 36 –23 foot setback from nearby residential property
Design Review
Shoreland Overlay
The site lies within the city’s Shoreland Overlay District (KohlmanLake), the development is
restricted to a total of 40 percent impervious surface coverage without the use of impervious
surface coverage bonuses (allowed by ordinance). A bonus would allow up to 60 percent
impervious surface coverage with the inclusion ofadditional facilities for the treatment of runoff. The
applicant is proposing a 51 percent impervious surface coverage with this project (It should be
noted that their original site plan included 55 percentimpervious surface coverage).
To achieve the bonus for this project, the applicant was required to infiltrate 1.65-inches of runoff (a
50 percent increase over the standard volume reduction requirement) for the 11 percent of
impervious surfaces above the 40 percent maximum allowed. The applicant was still required to
meet the standard volume reduction requirements for the first 40 percent impervious. Through the
combination of two underground infiltration systems, the proposed design meets and exceeds all
standard stormwater and Shoreland Overlay District requirements.
Site Plan
As part of this project, the applicant has purchased the auto body shop southwest of its current site.
This building will be removed and the land incorporated into the overall site. Currently between the
dealership and auto body properties there are three access points onto Maplewood Drive, with the
new project one access point will be removed. The two access points for Mercedes will remain in
place. Asproposed, the existing 35,041 square foot building would be removed and a new 47,685
square foot building would be built and shifted further south on the site. The new building is 12,644
square feet bigger than the existing facility. The bulk of the site’s parking will be located on the north
side of the building as will the carwash and auto repair services.
The new building andparking lot areas will meet all wetland setbackrequirements. In 1996, this
property received a variance to build parking within the wetland buffer on the east side of the site.
The applicant is proposing to remove the vast majority of the parking located in the wetland buffer
and return the area to native planting. In addition, staff is recommending additional vegetation be
added to the east side of the site to add more screening from the residential properties to the east.
Building Elevations
At its tallest the new building will be 27 feet tall. The west elevation facing Highway 61 will consist
ofamainly glass surface with galvanized siding being used for the service entrance portion of the
building. The south and north elevations will also be treated with the glass panels and galvanized
siding. The east side of the north and south elevations introduce the use of EIFS which will be
painted between three shades of white and silver. The EIFS and color scheme will also be used on
the entire east elevation. Any rooftop equipment will be required to be screened adequately from
the residential propertiesto the east and south.
The applicant’s rendering of the proposed building looking north east onto the site.
Landscaping
The bulk of the proposed landscaping will occur on the south side of the project –between the
parking lot and the property line. Staff recommends additional landscaping occur on the east side of
the site as well. The applicant shall work with staff on developing a revised landscape plan that will
both incorporate screening elements for homes to the east and return the vacated parking lot buffer
area to native plantings.
Additional plantings will occur withinthe parkinglotislands throughout the site and along the front
property line. The applicant is required to meet the city’s tree replacement ordinance.
Lighting
The applicant will be required to submit a revised photometric plan before any building permits can
be issued. There is only one area in the southwest corner of the site that does not meet the city’s
ordinance requirement. While the rest of the plan meetscity’s requirements for light intensity
throughout the rest of the site, city staff will ensure a revised plan is submitted verifying the entire
site meets ordinance. In addition, the city limits light pole height to 25 feet. The submitted plan
indicates several of the poles would be 26 feet in height. The revised plan will also need to show
poles are no taller than 25 feet.
Parking
For the sales area of the building, city ordinance requires 1 space per every 200 square feet of
area. The building would dedicate 8,500 square feet to sales thus requiring 43 parking spaces at
least 9.5 feet wide. The applicant has accommodated for the required 43 spaces within the site
plan. In addition, ordinance requires two parking spaces per service bay plus an additional space
for each employee. The proposed facility would have 29 service bays plus 75 employees for the
entire facility –requiring 133 parking spaces. The overall site contains362 parking spaces which
leaves186 spaces for inventory. As mentioned earlier in the report, staff is recommending the
conditions of approval require that all vehicles be parked in an approved space and that employees
beprohibited from parking on the street.
Trash Enclosure
All trash and recycling receptacles will be stored ina trash enclosure on the east site of the site.
Before any building permits are issued for this project, the applicant will be required to submit plans
for the trash enclosure for staff approval. The materials and colors of the trash enclosure will be
required to be consistent with the project and provide sufficient screening from properties to the
east.
Commission Review
Planning Commission
May 15, 2018: The Planning Commission will hold a public hearing and review this project.
Community Design Review Board
May 15, 2018: The Community Design Review Board will review this project.
Department Comments
Engineering Department, Jon Jarosch
Please see Jon Jarosch’s engineering report, dated May 8, 2018, attached to this report.
Building Official, Jason Brash
Build per 2012 IBC, 2012 IMC, 2012 IFGC, 2014 NEC, 2012 Minnesota State Plumbing Code, 2015
Minnesota State Fire Code, MN 2015 Accessibility code, MN1306, and 2015 Minnesota Building
Code.
Demonstrate compliance with all the requirements of the 2012 Minnesota Energy Code Chapter
1323 Section C401.2. Mixing 2012 IECC provisions and ASHRAE Standard 90.1 to obtain
compliance is not an option. The following forms must be completed as submittals.
a.ASHRAE 90.1-2010 Building Envelope Compliance Documentation
b.ASHRAE 90.1-2010 HVAC Compliance Documentation
c.ASHRAE 90.1-2010 Service Water Heating Compliance Documentation
d.ASHRAE 90.1-2010 Lighting Compliance Documentation
Special inspections required as per 2012 IBC Chapter 17. Complete supporting special inspection
schedule document and submit with plans.
Plumbing plans shall be submitted to the State Plumbing Department for approval prior to the
issuance of a plumbing permit.St Paul water requires permits for water piping. Maplewood
requires permit for drain waste and vent.
Permits are required for building, plumbing, mechanical, electrical, health, fire alarm, and sprinklers.
Provide three sets of stamped and signed plans and one digital set.
Citizen Comments
Staff surveyed the 58 property owners within 500 feet of this site for their comments. There were 12
replies.
For
1.I support the proposal. It should be noted that property lines are not shown correctly for 1247
Kohlman and 2720 Maplewood Dr. in the overhead image enclosed. The 2720 property has an
appendage or wedge between the back of our property and what was the Don’s Body Shop
Property. (Jonathan and Marilyn Buesing, 1247 Kohlman Avenue)
2.Hello, my name is Charles Crummy. I am the owner of the property that Morrie's Mercedes is
looking to do the land swap with. I was approached by an employee of Morries about a land
deal. They were very nice and had explained that Porsche and Mercedes had split when
Maplewood lmports sold. The problem that Morries was having was that Mercedes was looking
for a larger lot, and in order for Morries to keep Mercedes at this site, Morries needed to
increase the amount of vehicles the lot could handle to keep Mercedes at this location. Morries
has since reached out and looked at wetland development and if it was an option to move some
wet lands to make their lot bigger. They also procured a business off of highway 61 to help with
the space needed. lt turns out that without the portion of my backyard it was going to be very
costly for Morries to keep Mercedes there. They had in turn looked at a few other sites out of
Maplewood and then contacted myself. The purpose of the land swap was working in multiple
peoples favors, Morries would get the needed space for Mercedes and the parcel up off of
Kohlman would not be sold off and a very small home put on the parcel for sale. Driving market
values of neighboring properties down.
Yes, I realize that a car dealership could also drive down values, but Morries had a plan to
separate the commercial property from the residential property using a 20' berm and pine trees
on top of it to make a more natural break. I was told that they would use timers on directional
lighting so they would not offend any of the neighbors as well as myself. They have been very
forthcoming on their intentions and I believe I would rather see a Mercedes dealer in my
backyard with a fancy new building then the possibility of Morries selling off to a used car dealer
and changing the cliental that would be walking through our backyards. I have always supported
Maplewood and I believe keeping Mercedes in town would be a mutually beneficial proposition
for all involved.
Maplewood would get a better tax base on a high end dealer. The homeowners would get a
better outcome then if they were to lose Mercedes, and Mercedes would get a lot that is large
enough to hold the numbers of vehicles required to stay a Mercedes dealership as well as
getting to build a building that fits the corridor (turns out that all of the dealerships on 61 have
brand new building and landscaping, I think it would only be fair to have one of our longstanding
lots get the chance to keep up with the Jones's). I know my neighbors and I are all worried
about possible items that would be annoying as home owners such as extra generated noise
lights or possible land values dropping, howeverI believe that Morries has a great plan in place
and I am sure they will work with all of the homeowners that this could effect to help eliminate
any future hardships. (Charles Crummy, 1263 Kohlman Avenue)
3.I am very excited to see additional investment in the area especially of the quality Mercedes is
looking to build. I have no objections to the Lot division, Rezoning, comprehensive plan
amendment or the Variance. (Mike Brass, Property Owner of 2780 Maplewood Drive)
Against
1.My opinion is that I am strongly opposed to this. We do not need to encroach on the wildlife that
lives in the Shoreland Overlay District or destroy more of our wetlands. 214,548 square feet of
impervious surface is a serious detriment to wildlife. We needmore community gardens and
wildlife areas and we need to SAVE OUR WETLANDS!!!! This would bring more traffic, noise
and pollution to an already sensitive ecosystem. Please consider the environment when making
your decision, I know I’m just one small voicebut I love my city because of the nature I get to
experience everyday here. (Jolene Durant, 1244 Kohlman Avenue)
2.The variance for the 350 foot setback places cars/parking lot too close to our property. Sunday
towtrucks and Sunday “customers” are more visible/close to our yard. The 350 foot setback
ordinance should be followed. Government is about following precedence not making
exceptions. Lighting, car alarms, car activity devalues our property. Please give strong
consideration to our concerns –follow the current setback allowance already existing. Do not
allow for less distance. (Robert and Michele Emerson, 157 Kohlman Avenue)
3.I thoroughly oppose allowing this dealership to build that close to residential areas. With a
parking lot comes street lights that never shut off! The light pollution will negatively impact out
whole neighborhood. I really hope my opinion and the opinion of a lot of my neighbors is
seriously taken into account. But as this project has been allowed to get this far I am sure it
means little. (David and Emily Marin, 1284 Kohlman Avenue)
4.I am writing today in response to your letter dated April 23, 2018, per our telephone
conversation regarding the 2780 in Maplewood Drive Mercedes Benz development proposal.
I am writing to you not only as a longtime resident. But as a longtime commissioner of the city of
Maplewood Planning Commission. I was a city planning commissioner when Mercedes Benz
first came to our city to build at their current location.
Per our discussion on the telephone.I am writing to inform you that when Mercedes Benz came
to the city to build originally. The city gave Mercedes Benz a variance to build up to the wetland
behind their property and allowed them to place their required catch basin into the wetland area.
Jeff Olson was the City Director of Planning and Melinda Coleman who was then the Assistant
Planner. They were both in charge of development and very aware of this.
This business has already received several CUP's, Variances and special setbacks already that
encroach on and into the residential properties and into the previously designated wetland.
You cannot put additional variances and CUP's on top of already granted special allowances
transferring onto a new business piggybacking on the old already granted and in place.
The City itself has a wetland ordinance that they do not enforce with businesses.
The Ramsey-Washington Metro Watershed District has closed and re-routed the County Ditch
18. They have constructed and installed several weirs across the acreage of KSTP from south
to north and west of the tower. They have also created several large areas of ponding along
Beam Avenue backing up and holding the stagnant water onto a larger area for longer periods
of time behind the properties of everyonenorth of Kohlman Avenue and North Clarence Streets.
The area is so large that it also backs up to the property behind the dealership's current
location. This fills the "Natural Wetland" that existed when Mercedes Benz built their dealership
originally.
This city has allowed and enabled this to happen, so the city can claim more wetland without the
knowledge and permission of the surrounding homeowners. When the city allowed and
permitted the Ramsey-Washington Metro Watershed District to alter the KSTP property. No
property owners were given the proper legal notice. Not one homeowner within 500 feet of the
proposed project received notice.
This project itself has created a nuisance and a health hazard.
The city would be putting commercial property intoalready zoned residential property.
You would be extending commercial property on HWY 61 corridor.
When was the public hearing and input that is required by state statute from the neighborhood
for the changes in the zoning?
For as long as the Mercedes-Benz has been at its current location they have had a blatant
disregard for our neighborhood and their influence on it. They and the city have done absolutely
nothing to respect the property owner's rights to the full use and enjoyment of their property. We
have numerous customers race through our neighborhood test driving their cars several times
per week. The dealership has been given notice numerous times to stop this and they disregard
that as well.
The management themselves have been extremely rude when they have been put on notice
regarding this serious safety issue. This is another safety hazard for our neighborhood.
This has also created more wear and tear on our deteriorating and neglected roads.
Your enforcement cannot be selective. The ordinances are the same for all taxpayers.
The Public has the right to know. And this development should not be granted another variance
when they have already had one. This proposed development would violate that variance and
your wetland ordinance. (Ralph Sletten, 2747 Clarence Street North)
5.I fear our street will become the “test drive” or “back door” to the dealership. It is already being
used for the movement of their car inventory. It will impact our residential street even more…
Traffic and noise. (Francis and Anita Wright, 2684 English Street)
6.Against this plan –we the residents don’t need anymore light pollution –we are still getting car
dealership traffic on our road and sometimes at higher speeds. They say they don’t go through
residential streets –wrong –we have called. No bigger footprint! New is nice but not fair to
residents involved. Setbacks are established for a reason.
P.S. with all the traffic on English plus added from this could we get new streets. Been here 24
years with original road. Patches on patches. Hate to bring this all on you but we are still upset
about “promises” made by the city on another development. In a nutshell, two owners turned a
duplex into a 4-plex then asked permission afterwards. We all approved the deal after being
promised no other expansion, outdoor building, etc. would happen. We now have an apartment
building with asphalt backyard, oversize garage and 2 large utility sheds in a residential
neighborhood.
Not Morrie’s fault. I can live with same footprint. Why disrupt residents who will deal with this.
Dealerships were large enough before. No need for in residential.
P.S. we need new streets. Take a tour of English between C and Kohlman, then take Kohlman
down to the dealership. The city should be embarrassed. (Mark Nichols, 2666 English Street)
7.We believe there are a significant amount of car dealerships along Highway 61 –it is not
necessary to increase their footprint. The existing dealership is loud and illuminated 24/7. It is
very distracting to a quiet neighborhood. Car alarms, excess lighting, loud speakers paging
workers are already too close to the residential area. We do not agree that this project –
expanding the footprint –is consistent with the spirit or purpose of this neighborhood. (Joseph
and Donna Pinotti, 2715 Clarence Street Nortth)
Comments/Concerns
1.We do not want the lighting to be offensive (we are east of the property)
We do not want the existing buffer facing east removed (picture attached) and, we request that
additional buffer be added in the gap area's as shown on the picture. The view in the picture is
from our home looking west.
We do not want to see any further infringement into the wetland area
We do not want customer's test driving cars in the neighborhood
If the project is approved, we expect that Morrie's will be cognizant of the fact that there are
federal & state protected creature's in the wetlands, including owls, hawks and sandhill cranes
and that the necessary precaution be taken as to not disturb or harm any of the creatures (Larry
and Michele DeMarre, 2746 Clarence Street North –Letter with photo can be found in
attachment section of report)
2.My concerns/issues are as follows:
Property Values -What will be theeffect of the reduced distance from my residence to the
developed property of the dealership on my home value? The closer the commercial
development to the home, the more detrimental the impact on the residential values is my
understanding.
Visual lmpactto Residents -The visual depiction of the planned berm places a lot of emphasis
on the height and spread of the deciduous trees planted but by number of specimens to be
planted they represent a much smaller portion of the trees to be planted. I also seriously
question that any of the plantings will approach 20 or more feet in height within 4 years.
Lighting -Where could I go see an example of the "full cut off fixture" to see how effective they
are at directing light and not interfering with a residential neighborhood. Depending on the
effectiveness of these fixtures there could be a negative effect on the residents of the
neighborhood.
Wetlands -When I moved into the neighborhood (27 years ago), I had the understanding that
the dealership lotcould not be expanded as it bordered on wetlands that were protected. Has
that changed, and if so how and when? What, if anything will be done to protect what is left of
the wetlands? The visual representation doesn't show anything.
I have seen the trend for dealerships to have separate facilities for most, if not all of their various
brands. With the new buildings that have been developed for some of the brands previously
based where at 2780 Maplewood Drive, isn't there enough space left for the existing dealership
to remodel without all the amendments and variances? And to be clear, while the applicant
refers to "need" for the rebuild and accommodations, it is actually their "desire" for this to
happen.
Finally, on a more personal and esthetic note: Myunderstanding is that the lot division part of
this development involves the lot between my residence (1281 Kohlman), and 1253 Kohlman.
While I have no objection to the actual division of the lot, I would like the two very large
cottonwood trees on the dealerships lot to be removed or better maintained. They have not
been cared for (trimmed or cleaned), deposit large amounts of dropped twigs/branches and
annually create a "snowstorm" of seeds that is a maintenance/visual nuisance and their size
and age represent a risk to my property and residence. (Michael Mastrian, 1281 Kohlman
Avenue)
Reference Information
Site Description
Site Size:8.97 Acres
Existing Land Use: Mercedes Benz Dealership
Surrounding Land Uses
North: KSTP
South: Single family dwellings
East:Wetlands, property owned by KSTP and single family dwellings
West:Maplewood Drive/Highway 61
Planning
Existing Land Use:Commercial and Low Density Residential
Existing Zoning:Light Manufacturing and Single Dwelling
Past Actions
November 6, 1969: The city council approved plans for the original building.
July 19, 1979: The council approved a CUP for a 3,900-square foot shop addition.
June 8, 1987: The council approved a CUP for a 1,740-square foot car wash addition.
December 9, 1996: The city council approved a CUP for vehicle showroom and repair garage
additions for Maplewood Imports. The council also approved a wetland buffer width variance. The
city code required an average of a 100 foot wide wetland buffer in the back of this site. The
applicant received approval to provide a narrower buffer which varied in width. The council also
approved the design plans.
March 26, 2001: The city council approved a CUP revision allowing a building expansion to
increase thesize of the dealership’s vehicle repair space.
Attachments
1.Comprehensive Plan Amendment Resolution
2.Zoning Map Amendment Resolution
3.Conditional Use Permit Revision Resolution
4.Variance Resolution
5.Overview Map
6.Land Use Map
7.Zoning Map
8.DeMarre’sLetter, dated May 4, 2018
9.Applicant’s Letters
10.Site Plan
11.Landscape Plan
12.Building Elevations
13.Certificate of Survey
14.Staff Engineer Jon Jarosch’s comments, May 8, 2018
15.Materials from the Applicant’s neighborhood Meeting
16.Applicant’s plans (separate attachment)
Attachment1
COMPREHENSIVE PLAN AMENDMENT RESOLUTION
WHEREAS, Morrie’s Automotive Group, owner of the property located at 2780 Maplewood
Drive, has requested a change to the City of Maplewood’s land use plan from LDR (low density
residential) to C (commercial) for consistency between all of the parcels the applicant owns which
comprise the auto dealership property.
WHEREAS, this change applies to the property located at2780 Maplewood Drive. The legal
description of the property is:
That part of Lots 12, 13, 14, 15, 16, 17 and 18, KOHLMAN'S LAKEVIEW ADDITION,
Ramsey County, Minnesota Together with that part of Lots 73, 74, 97, 98, and 99, GARDENA
ADDITION, Ramsey County, Minnesota.
Also together with that part of vacated English Street.
Also together with that part of the Southeast Quarter of the SoutheastQuarter of Section 4,
Township 29, Range 22 More particularly described as follows:
Commencing at the southeast corner of said Southeast Quarter of the Southeast Quarter of
Section 4; thence North 01 degrees 16 minutes 00 seconds West, assumed bearing along
the east line of said Southeast Quarter, a distance of 1540.70 to the northeast corner of said
Lot 97 and the point of beginning of the land to be described; thence South 89 degrees 36
minutes 06 seconds West along the north line of said Lot 97, a distance of 529.50 feet to the
northwest corner of said Lot 97; thence South 22 degrees 56 minutes 41 seconds West
along said west line and the west line of said Lots 98 and 99, a distance of 245.03 feet to
the southwest corner of said Lot 99, being common witha point on the north line of said
Southeast Quarter of the Southeast Quarter; thence North 89 degrees 36 minutes 06
seconds East along said north line, a distance of 31.54 feet to the easterly right of way line
of Trunk Highway No. 61; thence South 22 degrees 21 minutes 57 seconds West along said
east line, a distance of 258.84 feet to a found capped iron pipe license number 43933;
thence South 67 degrees 39 minutes 02 seconds East, a distance of 185.82 feet to a found
capped iron pipe license number 8612 on the west line of said Lot 18, said point measuring
310.34 feet south of the northwest corner of said Lot 18 as measured along the west line of
said Lot 18; thence North 88 degrees 47 minutes 59 seconds East, a distance of 65.92 feet
to a found capped iron pipe license number 8612 said point measuring 310.17 feet south of
the northwest corner of said Lot 17 as measured along the west line of said Lot 17; thence
North 86 degrees 49 minutes 18 seconds East, a distance of 198.09 feet to a found capped
iron pipe license number 8612 on the east line of said Lot 15 measuring 300.03 feet south of
the northeast corner of said Lot 15, as measured along the east line of said Lot 15, also
being the intersection with the south line of the north 300 feet of said Lots 13 and 14; thence
North 89 degrees 36 minutes 06 seconds East along said south line of the north 300.00 feet
of said Lots 13 and 14, a distance of 132.00 feet to a found capped iron pipe license number
8612 on the west line of said Lot 12; thence South 01 degrees 13 minutes 00 seconds East
along said west line, a distance of 18.84 feet to a found capped iron pipe license number
8612 on the south line of the North Half of said Lot 12; thence North 89 degrees 48 minutes
58 seconds East along said south line and the easterly extension thereof, a distance of
136.03 feet to a found capped iron pipe license number 12682 on said east line of the
Southeast Quarter; thence South 01 degrees 16 minutes 00 seconds East along said east
Attachment1
line, a distance of 15.76 feet to a found capped iron pipe license number 12862 on the
westerly extension of the south line of the north 335 feet of said Lots 73 and 74; thence
North 89 degrees 02 minutes 00 seconds East along said south line of the north 335 feet of
Lots 73 and 74 and its westerly extension, a distance of 172.00 feet to the east line of said
Lot 73; thence North 01 degrees 16 minutes 00 seconds West along said east line, a
distance of 335.00 feet to the northeast corner of said Lot 73; thence South 89 degrees 00
minutes 27 seconds West along the north line of said Lot 73 and the north line of said Lot 74
and its westerly extension, a distance of 152.00 feet to a found capped iron pipe on the west
line of the east 20 feet of said vacated English Street; thence North 01 degrees16 minutes
00 seconds West along said west line, a distance of 225.00 feet to the easterly extension of
the north line of said Lot 97; thence South 89 degrees 36 minutes 06 seconds West along
said easterly extension, a distance of 20.00 feet to said east line of the Southeast Quarter
and the point of beginning.
WHEREAS, the history of this change is as follows:
1.On May 15, 2018, the planning commission held a public hearing. The city staff
published a hearing notice in the Maplewood Review and sent noticesto the surrounding
property owners. The planning commission gave everyone at the hearing a chance to
speak and present written statements. The planning commission recommended that the
city council _______ the land use plan change.
2.On May 29, 2018, the city council discussed the land use plan change. They considered
reports and recommendations from the planning commission and city staff.
NOW, THEREFORE, BE IT RESOLVED that the city council ___________ the above
described change for the following reasons:
1.A goal of the Maplewood 2030 Comprehensive Plan is to promote efficient, planned
commercial and industrial expansion within the city.
2.A goal of the Maplewood 2030 Comprehensive Plan is to encourage attractive
commercial and industrial development while limiting itsimpacts on surrounding uses
byproviding adequate screening or buffering of new or expanded commercial areas
from any adjacent existing or planned residential development.
This land use plan amendment is subject to approval by the MetropolitanCouncil.
The Maplewood City Council _________ this resolution on May 29, 2018.
Attachment2
ZONING MAP AMENDMENT RESOLUTION
WHEREAS, Morrie’s Automotive Group, owner of the property located at 2780 Maplewood
Drive, has requested a change to the City of Maplewood’s zoning map from R1 (single dwelling) to
M1 (light manufacturing) for consistency between the zoning map and actual use of the land.
WHEREAS, this change applies to the property located at2780 Maplewood Drive. The legal
description of the property is:
That part of Lots 12, 13, 14, 15, 16, 17 and 18, KOHLMAN'S LAKEVIEW ADDITION,
Ramsey County, Minnesota Together with that part of Lots 73, 74, 97, 98, and 99, GARDENA
ADDITION, Ramsey County,Minnesota.
Also together with that part of vacated English Street.
Also together with that part of the Southeast Quarter of the Southeast Quarter of Section 4,
Township 29, Range 22 More particularly described as follows:
Commencing at the southeast corner of said Southeast Quarter of the Southeast Quarter of
Section 4; thence North 01 degrees 16 minutes 00 seconds West, assumed bearing along
the east line of said Southeast Quarter, a distance of 1540.70 to the northeast corner of said
Lot 97 and the point of beginning of the land to be described; thence South 89 degrees 36
minutes 06 seconds West along the north line of said Lot 97, a distance of 529.50 feet to the
northwest corner of said Lot 97; thence South 22 degrees 56 minutes 41 seconds West
along said west line and the west line of said Lots 98 and 99, a distance of 245.03 feet to
the southwest corner of said Lot 99, being common with a point on the north line of said
Southeast Quarter of the Southeast Quarter; thence North 89 degrees 36 minutes 06
seconds East along said north line, a distance of 31.54 feet to the easterly right of way line
of Trunk Highway No. 61; thence South 22 degrees 21 minutes 57 seconds West along said
east line, a distance of 258.84 feet to a found capped iron pipe license number 43933;
thence South 67 degrees 39 minutes 02 seconds East, a distance of 185.82 feet to a found
capped iron pipe license number 8612 on the west line of said Lot 18, said point measuring
310.34 feet south of the northwest corner of said Lot 18 as measured along the west line of
said Lot 18; thence North 88 degrees 47 minutes 59 seconds East, a distance of 65.92 feet
to a found capped iron pipe license number 8612 said point measuring 310.17 feet south of
the northwest corner of said Lot 17 as measured along the west line of said Lot 17; thence
North 86 degrees 49 minutes 18 seconds East, a distance of 198.09 feet to a found capped
iron pipe license number 8612 on the east line of said Lot 15 measuring 300.03 feet south of
the northeast corner of said Lot 15, as measured along the east line of said Lot 15, also
being the intersection with the south line of the north 300 feet of said Lots 13 and 14; thence
North 89 degrees 36 minutes 06 seconds East along said south line of the north 300.00 feet
of said Lots 13 and 14, a distance of 132.00 feet to a found capped iron pipe license number
8612 on the west line of said Lot 12; thence South 01 degrees 13 minutes 00 seconds East
along said west line, a distance of 18.84 feet to a found capped iron pipe licensenumber
8612 on the south line of the North Half of said Lot 12; thence North 89 degrees 48 minutes
58 seconds East along said south line and the easterly extension thereof, a distance of
136.03 feet to a found capped iron pipe license number 12682 on saideast line of the
Southeast Quarter; thence South 01 degrees 16 minutes 00 seconds East along said east
Attachment2
line, a distance of 15.76 feet to a found capped iron pipe license number 12862 on the
westerly extension of the south line of the north 335 feet of said Lots 73 and 74; thence
North 89 degrees 02 minutes 00 seconds East along said south line of the north 335 feet of
Lots 73 and 74 and its westerly extension, a distance of 172.00 feet to the east line of said
Lot 73; thence North 01 degrees 16 minutes 00 seconds West along said east line, a
distance of 335.00 feet to the northeast corner of said Lot 73; thence South 89 degrees 00
minutes 27 seconds West along the north line of said Lot 73 and the north line of said Lot 74
and its westerly extension, a distance of 152.00 feet to a found capped iron pipe on the west
line of the east 20 feet of said vacated English Street; thence North 01 degrees 16 minutes
00 seconds West along said west line, a distance of 225.00 feet to the easterly extension of
the north line of said Lot 97; thence South 89 degrees 36 minutes 06 seconds West along
said easterly extension, a distance of 20.00 feet to said east line of the Southeast Quarter
and the point of beginning.
WHEREAS, the history of this change is as follows:
1.On May15, 2018, the planning commission held a public hearing. The city staff
published a hearing notice in the Maplewood Review and sent notices to the surrounding
property owners. The planning commission gave everyone at the hearing a chance to
speak and present written statements. The planning commission recommended that the
city council _______ the zoning mapchange.
2.On May 29, 2018, the city council discussed the zoning map change. They considered
reports and recommendations from the planning commission and city staff.
NOW, THEREFORE, BE IT RESOLVED that the city council ___________ the above
described change for the following reasons:
1.This proposed rezoning would enable the continued use of the existing, non-residential,
activity on site.
2.This change would comply with the comprehensive land use plan commercial
classification.
3.The proposed rezoning would meet the following six criteria for a zoning map revision as
required by city ordinance:
a.Assure itself that the proposed change is consistent with the spirit, purpose and
intent of this chapter.
b.Determine that the proposed change will not substantially injure or detract from the
use of neighboring property or from the character of the neighborhood and that the
use of the property adjacent to the area included in the proposed change or plan is
adequately safeguarded.
c.Determine that the proposed change will serve the best interests and conveniences
of the community, where applicable, and the public welfare.
d.Consider the effect of the proposed change uponthe logical, efficient, and
economical extension of public services and facilities, such as public water, sewers,
police and fire protection and schools.
Attachment2
e.Be guided in its study, review and recommendation by sound standards of
subdivision practice where applicable.
f.Impose such conditions, in addition to those required, as are necessary to ensure
that the intent of this chapter is complied with, which conditions may include but not
be limited to harmonious design of buildings; planting and the maintenance of a sight
or sound screen; the minimizing of noxious, offensive or hazardous elements; and
adequate standards of parking and sanitation.
The Maplewood City Council _________ this resolution on May 29, 2018.
Attachment3
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, Morrie’s Automotive Group, owner of the property located at 2780 Maplewood
Drive, has applied for a conditional use permit revision for its auto dealership which includes auto
repair and a car wash within the M1 (light manufacturing) district.
WHEREAS, Sections 44-637 of the city ordinances requires a conditional use permit for any
building erected, altered or conducted within 350 feet of a residential district.
WHEREAS, this permit applies to the property located at2780 Maplewood Drive. The legal
description of the property is:
That part of Lots 12, 13, 14, 15, 16, 17 and 18, KOHLMAN'S LAKEVIEW ADDITION,
Ramsey County, Minnesota Together with that part of Lots 73, 74, 97, 98, and 99, GARDENA
ADDITION, Ramsey County, Minnesota.
Also together with that part of vacated English Street.
Also together with that part of the Southeast Quarter of the Southeast Quarter of Section 4,
Township 29, Range 22 More particularly described as follows:
Commencing at the southeast corner of said Southeast Quarter of the Southeast Quarter of
Section 4; thence North 01 degrees 16 minutes 00 seconds West, assumed bearing along
the east line of said Southeast Quarter, a distance of 1540.70 to the northeast corner of said
Lot 97 and the point of beginning of the landto be described; thence South 89 degrees 36
minutes 06 seconds West along the north line of said Lot 97, a distance of 529.50 feet to the
northwest corner of said Lot 97; thence South 22 degrees 56 minutes 41 seconds West
along said west line and the westline of said Lots 98 and 99, a distance of 245.03 feet to
the southwest corner of said Lot 99, being common with a point on the north line of said
Southeast Quarter of the Southeast Quarter; thence North 89 degrees 36 minutes 06
seconds East along said north line, a distance of 31.54 feet to the easterly right of way line
of Trunk Highway No. 61; thence South 22 degrees 21 minutes 57 seconds West along said
east line, a distance of 258.84 feet to a found capped iron pipe license number 43933;
thence South 67 degrees 39 minutes 02 seconds East, a distance of 185.82 feet to a found
capped iron pipe license number 8612 on the west line of said Lot 18, said point measuring
310.34 feet south of the northwest corner of said Lot 18 as measured along the west line of
said Lot 18; thence North 88 degrees 47 minutes 59 seconds East, a distance of 65.92 feet
to a found capped iron pipe license number 8612 said point measuring 310.17 feet south of
the northwest corner of said Lot 17 as measured along the west line of said Lot 17; thence
North 86 degrees 49 minutes 18 seconds East, a distance of 198.09 feet to a found capped
iron pipe license number 8612 on the east line of said Lot 15 measuring 300.03 feet south of
the northeast corner of said Lot 15, as measured along the east line of said Lot 15, also
being the intersection with the south line of the north 300 feet of said Lots 13 and 14; thence
North 89 degrees 36 minutes 06 seconds East along said south line of the north 300.00 feet
of said Lots 13 and 14, a distance of 132.00 feet to a found capped iron pipe license number
8612 on the west line of said Lot 12; thence South 01 degrees 13 minutes 00 seconds East
along said west line, a distance of 18.84 feet to a found capped iron pipe license number
8612 on the south line of the North Half of said Lot 12; thence North 89 degrees 48 minutes
Attachment3
58 seconds East along said south line and the easterly extension thereof, a distance of
136.03 feet to a found capped iron pipe license number 12682 on said east line of the
SoutheastQuarter; thence South 01 degrees 16 minutes 00 seconds East along said east
line, a distance of 15.76 feet to a found capped iron pipe license number 12862 on the
westerly extension of the south line of the north 335 feet of said Lots 73 and 74; thence
North 89 degrees 02 minutes 00 seconds East along said south line of the north 335 feet of
Lots 73 and 74 and its westerly extension, a distance of 172.00 feet to the east line of said
Lot 73; thence North 01 degrees 16 minutes 00 seconds West along said east line, a
distance of 335.00 feet to the northeast corner of said Lot 73; thence South 89 degrees 00
minutes 27 seconds West along the north line of said Lot 73 and the north line of said Lot 74
and its westerly extension, a distance of 152.00 feet to a found capped iron pipe on the west
line of the east 20 feet of said vacated English Street; thence North 01 degrees 16 minutes
00 seconds West along said west line, a distance of 225.00 feet to the easterly extension of
the north line of said Lot 97; thence South 89 degrees 36 minutes 06 seconds West along
said easterly extension, a distance of 20.00 feet to said east line of the Southeast Quarter
and the point of beginning.
WHEREAS, the history of this permit is as follows:
1.On May 15, 2018, the planning commission held a public hearing. The city staff
published a hearing notice in the Maplewood Review and sent notices to the surrounding
property owners. The planning commission gave everyone at the hearing a chance to
speak and present written statements. Theplanning commission recommended that the
city council _______ the permit.
2.On May 29, 2018, the city council discussed the permit. They considered reports and
recommendations from the planning commission and city staff.
NOW, THEREFORE, BE IT RESOLVED that the city council __________ the above-
described conditional use permit because:
1.The use would be located, designed, maintained, constructed and operated to be in
conformity with the City’s Comprehensive Plan and Code of Ordinances.
2.The use would notchange the existing or planned character of the surrounding area.
3.The use would not depreciate property values.
4.The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a
nuisance to any person or property, because of excessive noise, glare, smoke, dust,
odor, fumes, water or air pollution, drainage, water run-off, vibration, general
unsightliness, electrical interference or other nuisances.
5.The usewould not exceed the design standards of any affected street.
6.The use would be served by adequate public facilities and services, including streets,
police and fire protection, drainage structures, water and sewer systems, schools
and parks.
Attachment3
7.The use would not create excessive additional costs for public facilities or services.
8.The use would maximize the preservation of and incorporate the site’s natural and
scenic features into the development design.
9.The use would cause minimal adverse environmental effects.
Approval is subject to the following conditions (additions are underlined and deletions are
crossed out):
1.All construction shall follow the site plan approved by the city. The director of
community development may approve minor changes.
2.Theproposed construction must be started within one year of council approval or the
permit shall end. The council may extend this deadline for one year.
3.The city council shall review this permit in one year.
4.The propertyowner shall submit an annual report toengineering staff on the sump
catch basin effectiveness and stormwater maintenance activities.
5.The property owner shall not park on the grass or landscaped areas. The dealership
shall only park vehicles on designated paved surfaces.
6.All activity shall be confined to the site. There shall be no loading or unloading of
vehicles on the street rights-of-way. All employees must park within no site. No
employee parking is allowed on any nearby public streets.
7.The dealership shall ensure that noise from business operations, including any
external speakers, shall not exceed the state noise standards and all activities on the
site must meet all city noise regulations.
8.The dealership shall not test drive any vehicles associated with its operation on local
neighborhood roads within the City of Maplewood.
9.The dealership shall not store damaged vehicles on the site except in the building.
10.The dealership shall store all garbage, trash, waste materials, tires, vehicles parts
and obsolete parts in the building orin a fully enclosed trash container or enclosure.
11.The dealership shall not store any tires, vehicle parts, garbage, trash, waste
materials or other debris outside. All such storage must be inside the building or in
approved enclosure.
12.The dealership shall ensure that all vehicle repair, assembly, disassembly and
maintenance is done within the enclosed building.
13.Comply with all city ordinance requirements for signage and parking.
Attachment3
14.The applicants shall obtain any required permits from the Ramsey Washington Metro
Watershed District, Ramsey County and the State of Minnesota and meet the
requirements of those agencies.
15.The applicant shall place all non-disturbed wetland buffer areas within the property
into a permanent protection easement. A copy ofthe executed easement must be
filed with the city.
16.The applicants shall provide all development agreements, maintenance agreements
and escrows required by the city. These agreements shall be executed and escrows
paid before the issuance of building permits.
The Maplewood City Council __________ this resolution on May 29, 2018.
Attachment4
SETBACK VARIANCE RESOLUTION
WHEREAS, Morrie’s Automotive Group, owner of the property located at 2780 Maplewood
Drive, applied for a 308-foot setback variance to build an auto dealership building and associated
parking lot near residential properties the city has planned for residential use. The proposed
building would be setback 115 feet and the parking lot would be setback 42 feet.
WHEREAS, Section 44-511(4)(b) requires the sale or leasing of new and used motor
vehicles when all such activities are on the same property be setback350 feet of any property that
the city is planning for residential use.
WHEREAS, the applicant is proposing to have its new building setback 115 feet and the
parking lot 42 feet from property that the city is planning for residential use.
WHEREAS, this variance applies to the property located at2780 Maplewood Drive. The
legal description of the property is:
That part of Lots 12, 13, 14, 15, 16, 17 and 18, KOHLMAN'S LAKEVIEW ADDITION,
Ramsey County, Minnesota Together with that part of Lots 73, 74,97, 98, and 99, GARDENA
ADDITION, Ramsey County, Minnesota.
Also together with that part of vacated English Street.
Also together with that part of the Southeast Quarter of the Southeast Quarter of Section 4,
Township 29, Range 22 More particularly described as follows:
Commencing at the southeast corner of said Southeast Quarter of the Southeast Quarter of
Section 4; thence North 01 degrees 16 minutes 00 seconds West, assumed bearing along
the east line of said Southeast Quarter, a distance of 1540.70 to the northeast corner of said
Lot 97 and the point of beginning of the land to be described; thence South 89 degrees 36
minutes 06 seconds West along the north line of said Lot 97, a distance of 529.50 feet to the
northwest corner of said Lot 97; thence South 22 degrees 56 minutes 41 seconds West
along said west line and the west line of said Lots 98 and 99, a distance of 245.03 feet to
the southwest corner of said Lot 99, being common with a point on the north line of said
Southeast Quarter of the Southeast Quarter; thence North 89 degrees 36 minutes 06
seconds East along said north line, a distance of 31.54 feet to the easterly right of way line
of Trunk Highway No. 61; thence South 22 degrees 21 minutes 57 seconds West along said
east line, a distance of 258.84 feet to a found capped iron pipe license number 43933;
thence South 67 degrees 39 minutes 02 seconds East, a distance of 185.82 feet to a found
capped iron pipe license number 8612 on the west line of said Lot 18, said point measuring
310.34 feet south of the northwest corner of said Lot 18 as measured along the west line of
said Lot 18; thence North 88 degrees 47 minutes 59 seconds East, a distance of 65.92 feet
to a found capped iron pipe license number 8612 said point measuring 310.17 feet south of
the northwest corner of said Lot 17 as measured along the west line of said Lot 17; thence
North 86 degrees 49 minutes 18 seconds East, a distance of 198.09 feet to a found capped
iron pipe license number 8612 on the east line of said Lot 15 measuring 300.03 feet south of
the northeast corner of said Lot 15, as measured along the east line of said Lot 15, also
being the intersection with the south line of the north 300 feet of said Lots 13 and 14; thence
North 89 degrees 36 minutes 06 seconds East along said south line of the north 300.00 feet
of said Lots 13 and 14, a distance of 132.00 feet to a found capped iron pipe license number
8612 on the west line of said Lot 12; thence South 01 degrees 13 minutes 00 seconds East
Attachment4
along said west line, a distance of 18.84 feet to a found capped iron pipe license number
8612 on the south line of the North Half of said Lot 12; thence North 89 degrees 48 minutes
58 seconds East along said south line and the easterly extension thereof, a distance of
136.03 feet to a found capped iron pipe license number 12682 on said east line of the
Southeast Quarter; thence South 01 degrees 16 minutes 00 seconds East along said east
line, a distance of 15.76 feet to a found capped iron pipe license number 12862 on the
westerly extension of the south line of the north 335 feet of said Lots 73 and 74; thence
North 89 degrees 02 minutes 00 seconds East along said south line of the north 335 feet of
Lots 73 and 74 and its westerly extension, a distance of 172.00 feet to the east line of said
Lot 73; thence North 01 degrees 16 minutes 00 seconds West along said east line, a
distance of 335.00 feet to the northeast corner of said Lot 73; thence South 89 degrees 00
minutes 27 seconds West along the north line of said Lot 73 and the north line of said Lot 74
and its westerly extension, a distance of 152.00 feet to a found capped iron pipe on the west
line of the east 20 feet of said vacated English Street; thence North 01 degrees 16 minutes
00 seconds West along said west line, a distance of225.00 feet to the easterly extension of
the north line of said Lot 97; thence South 89 degrees 36 minutes 06 seconds West along
said easterly extension, a distance of 20.00 feet to said east line of the Southeast Quarter
and the point of beginning.
WHEREAS, the history of this variance is as follows:
1.On May 15, 2018, the planning commission held a public hearing. The city staff published
a hearing notice in the Maplewood Review and sent notices to the surrounding property
owners. The planning commission gave everyone at the hearing a chance to speak and
present written statements. The planning commission recommended that the city council
_______ this variance.
2.On May 29, 2018, the city council discussed variance. They considered reports and
recommendations from the planning commission and city staff.
NOW, THEREFORE, BE IT RESOLVED that the city council ___________ the above
described variance for the following reasons:
1.The proposed use would be in harmony with the general purposes and intent of the
zoning ordinance since this property has been used as an auto dealership for 49 years.
2.The proposed commercial use is consistent with the commercial classification of the
Maplewood Comprehensive Plan.
3.The applicant is proposing to use the property in a reasonable manner that would
otherwise not be permitted by the city’s requirement that auto uses be setback 350 foot
from properties the city has planned for residential.
4.Strict enforcement of the ordinance would cause the applicant practical difficulties
because complying with the setback requirement stipulated by the ordinance would
prohibit the reconstruction of an auto dealership on this site.
The Maplewood City Council__________ this resolution on May 29, 2018.
Attachment 5
2780 Maplewood Drive
April 17, 2018
City of Maplewood
Legend
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Attachment 10
MAPLEWOOD, MINNESOTA
MORRIES-MERCEDES-BENZ
A BUILDING RENOVATION FOR:
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Attachment 12
MAPLEWOOD, MINNESOTA
MORRIES-MERCEDES-BENZ
A BUILDING RENOVATION FOR:
LOCATION:LOCATION:LOCATION:LOCATION:
LOCATION:
LOCATION:
LOCATION:LOCATION:LOCATION:
Attachment 12
MAPLEWOOD, MINNESOTA
MORRIES-MERCEDES-BENZ
A BUILDING RENOVATION FOR:
28'-0"
4'-0"
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Attachment13
Attachment14
Engineering Plan Review
PROJECT: Morrie’s Mercedes Benz
PROJECT NO: 18-12
COMMENTS BY: Jon Jarosch, P.E. – Assistant CityEngineer
DATE: 5-8-2018
PLAN SET: Engineering plansdated 5-4-2018
REPORTS: Preliminary StormwaterManagement Plan – Dated 5-7-2018
Theapplicant is proposing to demolish the existing building and construct a new auto dealership
facilitywithaccompanying site improvements.The applicant is requesting review of the current
design.
Theamount of disturbance on this site is greater than ½acre. As such,the applicantis required
to meet the City’s stormwater quality, rate control, and other stormwater management
requirements.Additionally, this project lies within the Shoreland Overlay District, which requires
water quality improvements above and beyond those set forth in the City’s standard stormwater
management requirements. The applicant is proposing to meet these requirements via the use
oftwo largeunderground infiltration systems. From the information submitted, it appears that
the proposed design meets the City’sstormwater management requirements and additional
Shoreland Overlay requirementsas is further discussed in this report.
This review does not constitute a final review of the plans, as the applicant will need to submit
construction documentsand calculationsfor final review.Thefollowing are engineeringreview
comments on the design and act as conditions prior to issuing permits.
Drainage and Stormwater Management
This site lies within the Kohlman Lake subwatershed. The west 1/3 of the site drains to the
drainage system along Highway 61, while the eastern 2/3 of the site drains to the wetland to the
east. These overall drainage patterns are proposed to be maintained. Since the site lies within
the Shoreland Overlay District(Kohlman Lake), the development is restricted to a total of 40%
impervious surface coverage without the use of impervious surface coverage bonuses(allowed
by ordinance). A bonus would allow up to 60% impervious surface coverage with the inclusion
of additional facilities for the treatment of runoff. The applicant is proposing a 51% impervious
surface coverage with this project (It should be noted that their original site plan included 55%
impervious surface coverage).To achieve the bonus for this project, the applicant was required
to infiltrate 1.65-inches of runoff (a 50% increase over the standard volume reduction
requirement) for the 11% of impervious surfaces above the 40% maximum allowed. The
applicant was still required to meet the standard volume reduction requirements for the first 40%
impervious. Through the combination of two underground infiltration systems, the proposed
Attachment14
design meets and exceeds all standard stormwater and Shoreland Overlay District
requirements.
1)The project shall be submitted to the Ramsey-Washington Metro Watershed District
(RWMWD) for review. All conditions of RWMWD shall be met.
2)A joint storm water maintenance agreement shall be prepared and signed by the owner
for the proposed infiltration systemsand storm sewer. The Owner shall submit a signed
copy of the jointstorm-water maintenance agreementwith the Ramsey-Washington
Metro Watershed Districttothe City.
3)Soil boring information shall be submitted to support the soils types utilized in the
stormwater calculations.
4)The underground infiltration systems shall contain adequate access points or cleanouts
to ensure the system can be properly inspected and maintained.
5)The stormwater computations utilize a 21-inch diameter pipe as an overflow for the
underground infiltration system discharging into the ditch systemalong Highway 61. The
plans label this as a 15-inch pipe. Please update the plans or model to reflect the final
pipe configuration.
Grading and Erosion Control
6)All slopesshall be 3H:1V or flatter.
7)Inlet protection devices shall be installed on allexistingand proposedonsite storm
seweruntil all exposed soils onsite are stabilized.This includes storm sewer on adjacent
streets that could potentially receive construction related sedimentor debris.
8)Adjacent streetsand parking areasshall be swept as needed to keep the pavement
clear of sediment and construction debris.
9)All pedestrian facilities shall be ADA compliant.
10)The total grading volume (cut/fill) shall be noted on the plans.
11)A copy of the project SWPPP and NDPES Permit shall be submitted prior to the
issuance of a grading permit.
Attachment14
Sanitary Sewer and Water Service
12)The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to
the improvements proposedwith this project.
13) Allmodifications to the water system shall be reviewed by Saint Paul regional Water
Services. All requirements of SPRWS shall be met.
14)All new sanitary sewer service piping shall be schedule 40 PVCor SDR35.
Other
15)A right-of-way permit and drainage permit shall be obtained from MnDotfor allwork
done within the State right-of-way along Highway 61.
Public Works Permits
The following permits are required by the Maplewood Public Works Department for this project.
The applicant should verify the need for other City permits with the Building Department.
16)Grading and erosion control permit
17)Storm Sewer Permit
18)Sanitary Sewer Permit
-END COMMENTS -
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